I include all my info in there.. refresh it with new info as needed (in this case open house) and keep the ads short and sweet (bullet point the highlights.. eg NEW kitchen, washer dryer, etc).  

Essentially is as follows:New Lease Fee (one month’s rent) + Expected Missed Rent + “Refresh” Cash(Refresh Cash = the amount out of pocket to prepare the property for new tenants, after tenant deposit is spent)It looks like this:(A/B)+(A*C / B)+(D/B)Where:A = New lease fee (1 month's rent) ($1,000)B = # of Months in lease (24)C = Expected # of months vacant in-between tenants (1.5)D = “Refresh” Cash ($500)In this example:($1,000/24) + ($1,000 * 1.5 / 24) + ($500/24)Which is:41.67 + 62.5 + 21 = $125 which is 13% of monthly rent in this scenarioThe equation allows me to make a judgement call in many different scenarios.

@Bryce Henson, this is so refreshing to see a post like this!

Why do we need to spend hours on end every year for continuing ed, is it just "chit-chat" refresher? 

I know it will be unique to my market but trying to get a good refresher in before spending money on marketing.

It’s refreshing to be able to relate to someone during this strenuous journey.

The answer will be the number of months you want to refresh your list. total Absentees/solds*.01*count*cost/cost of list=month to refresh

Hey @Jon Klaus - we hit different groups at different frequencies, something like:Absentees - MonthlyOwner Occ - Every 6 to 8 weeksProbate - Hit them twice in 30 days then every 2 months for about 9 months maxWe don't stop mailing once we have our frequencies tuned in - but we do refresh each list every 6 months to get the news and drop the outdated records....

Your willingness to share, answer questions and respond to inquiries is beyond impressive and your ability to be truthful yet respectful is refreshing!

When I get to the end of the cycle, I refresh my list and start over with letter 1.